4239 Dudleys Grant Dr Unit A · Greenville, NC 28590

$190,000

3 bd · 2.5 ba · 1,494 sqft · Condo public records · 205 Days on market

Built 2006 $93/mo HOA · 5% of rent

---

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highly sought after end unit in popular Dudley's Grant Tremendous opportunity for personal residence or investor. 3 Bedroom 2 1/2 bath townhome. Large living room with fireplace, sliding glass door leading to a private fenced-in patio, spacious kitchen with nice sized pantry. All bedrooms are up, master bedroom features ensuite bathroom & walk in closet! Wintergreen, Hope and South Central School District. Centrally located to all that Winterville & Greenville has to offer.

Key facts

• Private fenced patio
• Open living layout
• $93 HOA

Tags

• OPEN LIVING LAYOUT
• PRIVATE FENCED PATIO
• CLOSE TO MAJOR ARTERIES

Property features AI

Finance

• HOA & community: Homeowners association with management; Annual association fee of $1,116 (approximately $93/month)

Exterior

• Parking: 1 open parking space; Additional on-site assigned parking
• Utilities: Public water; Sewer connected; Water connected
• Home design: Townhouse; Two levels; Residential property
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as a townhouse
• Exterior features: Patio; Vinyl fencing; Private road frontage

Interior

• Kitchen: Pantry
• Bedrooms: Total of 4 rooms (bedroom count not specified separately)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating; Heat pump
• Interior features: Ceiling fans; Pantry; Window coverings
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (1.7% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.8% in Greenville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#30 in NC, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime F, employment F.
• Pitt County Schools (rural): math 41% / reading 44% proficiency, ranked #100 of 178 in NC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wintergreen Primary (722 students, 45% FRL); Hope Middle (math 72% / reading 68%, grade A, #19 of 475 statewide, top 4%, 877 students, 35% FRL); South Central (math 42% / reading 51%, grade D-, #344 of 535 statewide, top 64%, 1,675 students, 55% FRL).
• Zoned-school proficiency averages 58% at this address vs 42% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Pitt County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.4%/yr); 283 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Pitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $160k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.43% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-24,429
• Equity at exit: $28,330

10-year hold

• IRR: -6.6%
• Equity multiple: 0.61×
• Total profit: $-20,787
• Equity at exit: $16,428

Cash invested: $53,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 28590

• Home prices YoY: -23.7%
• Rents YoY: 1.4%
• Active inventory: 283
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$996
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$79
• HOA: −$93
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $145

Break-even live

Break-even rent $1,685

Max offer price $190,000

Occupancy floor 87%

Sensitivity live

Price	-10% $252	-5% $199	+0% $145	+5% $91	+10% $37
Rent	-10% $-3	-5% $71	+0% $145	+5% $219	+10% $292
Rate	-1.0pp $241	-0.5pp $193	base $145	+0.5pp $96	+1.0pp $46

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Legacy Ct Winterville, NC	1.0–3.0	1.0–2.0	1155	$1,935	$1.67	14d	31	0.14mi
311 Nantucket Ct Winterville, NC	3.0	2.5	1612	$1,850	$1.15	14d	1	0.28mi
904 Persimmon Pl Winterville, NC	2.0	2.0	1154	$1,400	$1.21	22d	1	0.34mi
1204 White Hall Rd Winterville, NC	3.0	2.0	1392	$1,795	$1.29	22d	1	0.61mi
409 Ophelia WAY Winterville, NC	2.0	2.5	1852	$2,170	$1.17	14d	20	1.26mi
720 Carrington Ln Winterville, NC	3.0	2.0	1304	$1,950	$1.50	22d	1	1.40mi
2200 Bellamy Cir Greenville, NC	2.0–4.0	2.0–4.0	1120	$1,475	$1.32	22d	45	1.50mi

HOA detail condo

• Monthly dues: $93 · $1,116/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-07
   statusdays on market $190,000 Pending 205 DOM
2. 2026-06-05
   days on market $190,000 Active 204 DOM
3. 2026-06-03
   days on market $190,000 Active 203 DOM
4. 2026-06-02
   days on market $190,000 Active 202 DOM
5. 2026-06-01
   days on market $190,000 Active 201 DOM
6. 2026-05-31
   days on market $190,000 Active 200 DOM
7. 2026-05-30
   days on market $190,000 Active 199 DOM
8. 2025-11-26
   price $190,000
9. 2025-11-12
   listed $199,900 Active
10. 2022-02-10
    soldstatus $160,000 491-char remark

    Show marketing remark (491 chars)

    Highly sought after end unit in popular Dudley's Grant Tremendous opportunity for personal residence or investor. 3 Bedroom 2 1/2 bath townhome. Large living room with fireplace, sliding glass door leading to a private fenced-in patio, spacious kitchen with nice sized pantry. All bedrooms are up, master bedroom features ensuite bathroom & walk in closet! Wintergreen, Hope and South Central School District. Centrally located to all that Winterville & Greenville has to offer.

11. 2022-02-10
    soldstatus $160,000

    Show marketing remark (491 chars)

    Highly sought after end unit in popular Dudley's Grant Tremendous opportunity for personal residence or investor. 3 Bedroom 2 1/2 bath townhome. Large living room with fireplace, sliding glass door leading to a private fenced-in patio, spacious kitchen with nice sized pantry. All bedrooms are up, master bedroom features ensuite bathroom & walk in closet! Wintergreen, Hope and South Central School District. Centrally located to all that Winterville & Greenville has to offer.

12. 2022-01-14
    listed $143,900 491-char remark

    Show marketing remark (491 chars)

    Highly sought after end unit in popular Dudley's Grant Tremendous opportunity for personal residence or investor. 3 Bedroom 2 1/2 bath townhome. Large living room with fireplace, sliding glass door leading to a private fenced-in patio, spacious kitchen with nice sized pantry. All bedrooms are up, master bedroom features ensuite bathroom & walk in closet! Wintergreen, Hope and South Central School District. Centrally located to all that Winterville & Greenville has to offer.

13. 2020-06-19
    soldstatus $115,000 362-char remark

    Show marketing remark (362 chars)

    Well maintained end unit in the Dudleys Grant Community. This townhome features three bedrooms, two and a half bathrooms, a private patio, laminate flooring throughout the downstairs, and carpet throughout the upstairs. Large walk-in closets in each bedroom and plenty of storage throughout. Roughly 10 minutes from ECU and 20 minutes from Vidant Medical Center.

14. 2020-06-19
    soldstatus $115,000

    Show marketing remark (362 chars)

    Well maintained end unit in the Dudleys Grant Community. This townhome features three bedrooms, two and a half bathrooms, a private patio, laminate flooring throughout the downstairs, and carpet throughout the upstairs. Large walk-in closets in each bedroom and plenty of storage throughout. Roughly 10 minutes from ECU and 20 minutes from Vidant Medical Center.

15. 2020-05-19
    listed $110,000 362-char remark

    Show marketing remark (362 chars)

    Well maintained end unit in the Dudleys Grant Community. This townhome features three bedrooms, two and a half bathrooms, a private patio, laminate flooring throughout the downstairs, and carpet throughout the upstairs. Large walk-in closets in each bedroom and plenty of storage throughout. Roughly 10 minutes from ECU and 20 minutes from Vidant Medical Center.

16. 2016-07-13
    soldstatus $90,000
17. 2016-05-30
    soldstatus $90,000
18. 2016-01-15
    listed $92,900
19. 2015-09-08
    historical
20. 2014-12-11
    listed $95,900
21. 2012-10-23
    historical
22. 2012-03-20
    listed $103,750
23. 2007-07-30
    soldstatus $103,900
24. 2007-07-01
    soldstatus $104,000
25. 2007-03-19
    listed $103,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $1,953 · $163/mo
• Projected year-2 tax: $1,953 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,423
• − Mortgage interest: −$10,643
• − Property taxes: −$1,953
• − Insurance: −$950
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − HOA: −$1,116
• − Depreciation: −$5,527
• Taxable loss: −$1,354
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $2,063/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Pitt County Schools
• NCES district ID: 3700012
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $40,631
• Composite: 35.67/100
• National rank: #4877
• State rank: #100 of 178 in NC

Livability — Greenville

• Score: 77/100
• State rank: #30
• US rank: #2977

Category grades

Amenities C Commute A+ Cost of living A+ Crime F Employment F Housing A Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, NC
• County: Pitt County · 142,592 people
• City population: 115,121
• Metro: Greenville, NC
• Population (ZIP): 27,471
• Household income: $83,880
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 391.0

Population outlook (Pitt County) Hauer SSP2

• Today (2025): 194,585 people
• By 2030: 203,756 · +4.7%
• By 2040: 220,807 · +13.5%
• By 2050: 236,614 · +21.6%
• By 2075: 275,940 · +41.8%
• By 2100: 300,058 · +54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 3% Serbian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Pitt

• 2024 margin: Lean D (+6.0) · D 52.5% · R 46.5% · Other 1.1%
• 2008→2024 swing: -2.8pp toward R · 2008: 8.8pp · 2024: 6.0pp
• All cycles: 2024: D+6.0 2020: D+9.4 2016: D+7.4 2012: D+6.7 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.97%
• Current HPI: 183.8477
• Rent YoY: ▲ 1.43%
• Metro: Greenville, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+82.9% since first listed

18 events — show timeline

• 2025-11-26 Price Changed $190,000 Hive MLS
• 2025-11-12 Listed $199,900 Hive MLS
• 2022-02-10 Sold (Public Records) $160,000 Public Records
• 2022-02-10 Sold (MLS) $160,000 Hive MLS
• 2022-01-14 Listed $143,900 Hive MLS
• 2020-06-19 Sold (Public Records) $115,000 Public Records
• 2020-06-19 Sold (MLS) $115,000 Hive MLS
• 2020-05-19 Listed $110,000 Hive MLS
• 2016-07-13 Sold (Public Records) $90,000 Public Records
• 2016-05-30 Sold (MLS) $90,000 Hive MLS
• 2016-01-15 Listed $92,900 Hive MLS
• 2015-09-08 Listing Removed — Hive MLS
• 2014-12-11 Listed $95,900 Hive MLS
• 2012-10-23 Listing Removed — Hive MLS
• 2012-03-20 Listed $103,750 Hive MLS
• 2007-07-30 Sold (MLS) $103,900 Hive MLS
• 2007-07-01 Sold (Public Records) $104,000 Public Records
• 2007-03-19 Listed $103,900 Hive MLS

Property tax history

+5.9%/yr

Latest (2025): $1,953 · +0.6% YoY. Source: county tax records.